SUZANA RUTAR, Architect Ltd., A Professional Corporation April 9, 2009 City of Las Vegas Planning & Development Current Planning Department 731 South Fourth Street Las Vegas, Nevada 89101 Re: Design Review Justification Letter for (revised) 3701 Sahara (Sahara/Valley View) APNII 162-07-512-010 SUP-34006, VAR-34008 & SDR-34010 To Whom It May Concern: Suzana Rutar, Architect (SRA) is pleased to present this justification letter for the above referenced property, The above referenced property is zoned C-1 and has a General Plan designation of Service Commercial (SC). We are proposing to demolish the existing convenience store and fuel canopy and construct a convenience store (Arco AM/PM — gross floor area (gfa) is 3,018 S.F.), as well as a fuel canopy consisting of 6 MPD stations. The convenience store is the new MDC 2900 Arco Standard store that will be the first in the Las Vegas valley area, the fuel canopy, also an Arco Standard, will be 17'-6" in height and will have a clearance of 15%0". We respectfully request a waiver for the orientation of the building on the site. Per 19.08.050.D.2.e.i, "Buildings on corner lots should be oriented to the corner and to the street fronts... unless the applicant can demonstrate by substantial and convincing evidence that to do so would be infeasible..." We request that the Convenience Store and fuel canopy be oriented as shown on the site plan, as we feel that we have substantially demonstrated and convincingly shown that this site plan was developed utilizing the existing underground fuel farm. Multiple building orientations were considered with the re-use of the underground fuel farm prior to developing the site plan proposed; however, these did not allow for proper site circulation, parking, fire apparatus circulation, etc. The proposed development incorporates a design that reuses the existing underground fuel farm as well as providing adequate site circulation, parking, fire apparatus circulation, etc. Orienting the building on the corner is neither feasible nor responsible to the location and existing infrastructure required to operate this facility. We respectfully request a Variance to reduce the setback at the South side yard from 10'-0" to a 0'-0" setback. The property directly to the West appears to be part of the same sub-division with alley way access and parallel parking directly abutting the common West property line. The property directly to the South appears to be an existing alley way, Public Right-of-Way, between the subject site and the R-1 residential properties to the South of the alley way. An ALTA Survey completed in late March '09 indicates that the distance from the subject site's property line and the R-1 masonry wall on the South side of the alley way is 19'-9 3/4 " (actual width of Public Right-of-Way is 20'41"). After examining the site and the traffic flow requirements of the City of Las Vegas and Arco, SRA believes placing the store on the South property line, with a zero VAR-34008 SUP-3400d 950 E. Warm(7Springs Road • Las Vegas, Nevada 89119 02) 263-6176• Fax: (702) 361-2582 SDR-34010 05/14/09 PC Email: ballardk@srutar.lvcoxmail.com REVISED RECEIVED APR 0 9 2O09 Figure 6 Proximity Slope CS( 1104T luabo44 MAT 18 Um., To itTLOCK Uot 111.1444 HAUT A10141 Tot RIM 84444 III NJ 8usT Imo PloriaT1 148/t 1.11m4 FRI 141444.4 ro4 Forum' notion „„„,, 81110011111. 111101111T1 SUZANA RUTAR, Architect Ltd., A Professional Corporation setback, is the only solution that enables our client to responsibly enhance and redevelop this corner. We also would like to request a waiver for the reduction of the Residential Proximity Slope requirement of a 3:1 setback ratio, per the City of Las Vegas Title 19 Development Code Section 19.08.060.B.5. SRA believes that not only the intent of the 3:1 ratio (to ensure natural light to neighboring properties ('protected property') is not impeded) is being meet and the residential properties to the South are not being denied access to natural light. Also the 20 % 0" Public Rightof-Way meets the intent of Figure 6 Proximity Slope per 19.08.060 ("one story building may be built to setback line" — proposed building is a one story building with a roof line/height at the rear of the building of 14'6"). Although the proposed building is on the property • line (VAR-34008) the Public Right taw, WA , of-Way is essentially providing • 14Al. 04 PILOCENTF SMOOT TO ST AMAMI 04 twice the width of the "setback I"` 1MUODCM line". Please see the attached Residential Proximity Slope Massing Exhibits indicating the sun pattern relevant to the development of this site and the surrounding properties. The landscape design is per City of Las Vegas Title 19 Development Code Section 19.12, except where we are requesting a variance (VAR-34006) for the building setback at the South property line directly adjacent to an existing alley way. Because of this we are requesting an exception for the number of required trees to be reduced at the South property line buffer. SRA feel that the Parking Landscape design meets and exceeds the intent of Chapter 19.10.0101.11, "... at a ratio of one landscape island for every six parking spaces, ..." The configuration of the required parking is not continuous but the intent of one landscape island for every six parking spaces is meet. Twelve parking spaces are required/provided and "...at a ratio of one landscape island for every six parking spaces, ... " the design provides two landscape islands parallel to the parking spaces, a ratio of 1:6 as required. We would also like to request a landscape waiver; //required, to reduce the landscape along the rear of the C-Store where we are requesting the Variance to reduce the setback. Please note that this site has an abundance of landscape coverage, so much that the provided landscape coverage exceeds, 3.5% more, what would be required if no waiver, if required would be requested. Please also note that additional trees are incorporated into the landscape design at the intersection. TIRE 1912 LANDSCAPE AND CPFN SPACE STANDARDS • DENOTES LENGTH Of PROPERTY ONE EAST -123 IF • 14 37 . 4.3.00* • 9442 STANDARD REQUIRED " PROVIDED COMPLIANCE SOUTH -172.54' - 24.0C1 • 14854' PARKING AREA I TREE / 6 SPACES I. TREES L. TREES YES NORTH • 142.50 • 17 32 - 40.07 = 11917 WEST- 150.0' ,- 150 00 BUFFER MIN. TREES (FRONT, EAST PROPERTY LINE) - 94.4 2 • (SIDE. SOUTH PROPERTY LINE) - 148.54' • (CORNER. NORTH PROPERTY LINE) - 119.82 • (REAR . WEST PROPERTY LINE) - 150.0' • 1 TREE / 20 LINERAR FEET I TREE / 30 LINERAR FEET I TREE r 20 LINERAR FEET 1 TREE / 30 LINERAR FEET 5 TREES 5 TREES 6 TREES 5 TREES 8 TREES 0 TREES 7 TREES 7 TREES YES NO • • • " yes YES GOFtNER • 34 64 (ADO HALF TO NORTH 4 F_ASTI DRIVE CUT ON SAHARA .44 0 DRIVE CUT AT VALLEY VIEW - 430 DRIVE PAN AT ALLEY WAY - 24 0 " WITH TEE 10.00c RIGIIT HAND TURN LANE ARO pEoucED PROPERTY UNES THE REQUIRED AMOUNT OF TREES WILL REMAIN UNCHANGED. TOTAL 21 TREES 24 TREES NO ••• " "' SIDE TOLD TREE REQUIREMENT NOT MEET DUE MIN. ZONE WIDTH (FRONT: EAST PROPERTY LINE) (SIDE: SOUTH PROPERTY LINE) (CORNER. NORTH PROPERTY LINE) (REAR: WEST PROPERTY LINE) 15 FEET 8 FEET 15 FEET 8 FEET 17.42 FEET 0 FEET I5 FEET 8 FEET YES NO • • • ' Yes YES " TO EUJILDING PLACEMENT AND VARIANCE REQUEST ADDITIONAL TREES PAVE BEEN LOCATED ELSEWHERE ON THE SITE TO COMPENSATE FOR TEE NUMBER OF TREES. • 1.116. REQUIRED LANDSCAPE WIDTH 15 PROVIDED aEcPT VrI-LERE BUILDING IS LCCATED "A MIN. REQUIRED LANDSCAPE WIDTH IS PROVIDED EXCEPT WHERE TRASH ENCLOSURE IS PROVIDED RECEIVED VAR-34008 SUP-3400'50 E. Warm Springs RoadS Las Vegas, Nevada 89119 Phone: (702) 263-6176 . Fax: (702) 361-2582 SDR-34010 05/14/09 PC Email: ballardk@srutar.lveoxmail.com REVISED APR 0 9 2009 Sincerely, S UZANA RUTAR, Architect Ltd., A Professional Corporation Parking is provided in accordance to the Development Code 19.10.E.2 and 19.10 table 1 (Retail, Personal, Commercial & Business Services and Auto-Related) Convenience Store - 1/250 sf of gfa providing 13 parking stalls including the required Handicap accessible stall located in front of the entrance of the Convenience Store. Additionally we are requesting a Special Use Permit for this site: For the on-site sales of beer/wine in conjunction with the Convenience Store. Recently this site has been allowed to operate with the sales of beer/wine under a Non-Conforming Conforming Use. However, Non-Conforming Conforming Use may expire during the 180 day permitted window. Also this site being a Nonconforming use of a Conforming Building, to meet the requirements for "expansion of use", per development code section 19.16.030.B the following must be met: a. Will not increase the size or extent of the use by more than 50% b. Will not require a Variance or Waiver regarding any other provision of Title19, including those that pertain to parking, landscape and residential adjacency requirements. Our increase is less that the 50%, but the before mentioned setback reduction (Variance) requires us to request the SUP and secure this site as a Conforming Use. We feel that revitalizing the site with a new Convenience Store and Fuel Canopy will enhance the character of the site and surrounding area. We also feel the proposed removal of the two access points nearest the intersection of Sahara and Valley View (directly adjacent to the intersection) along with the relocation of the other two access points further South and West of the intersection will enhance vehicular mobility of the intersection. Thank you for your consideration of this request. If you have any questions or if you require additional information, please call me at 263-6176. Kenneth A. Ballard, Associate AIA Project Manager VAR-34008 SUP-3400 95° E. Warm Springs Road • Las Vegas, Nevada 89119 Phone: (702) 263-6176• Fax: (702) 361-2582 SDR-34010 05/14/09 PC Email: ballardk@srutar.lvcoxmail.com REVISED RECEIVED APR 0 9 2009 VAR-34008 SUP-34006 SDR-34010 05/14/09 PC RESIDENTIAL REVISED PROPERTY LINE l SLOPE JUNE 21, 8:00 AM JUNE 21, 12:00 PM JUNE 21 6 DECEMBER 21, 8:00 AM DECEMBER 21, 12:00 PM DECEMBER 21, 3:30 PM APR 0"i 2009 RESIDENTIAL PROXIMITY SLOPE MASSING EXHIBIT